District 19 · Hougang · OCR
Kingsford Waterbay
Upper Serangoon View · Apartment · 99 yrs lease commencing from 2014 · 1,171 units
Current PSF
$1,465
-4.6% vs district median
Gross yield
4.0%
median rent $3,050/mo
3-year gain
6.7%
Transactions · 5y
383
56 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,454.369m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+141% premium
HDB median $609 psf
Area income
$8,500/mo median
residential zone
En-bloc potential15 / 100
6 years old · 1171 units · 0% unused plot ratio · composite of plot use, age, tenure, value gap & size
Price trend average PSF by year
2021
$1,268
2022
$1,327
+4.7%
2023
$1,394
+5%
2024
$1,446
+3.7%
2025
$1,455
+0.6%
2026
$1,487
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.7% | 244 |
| 2BR | $3,200/mo | $4.92 | 4.0% | 321 |
| 3BR | $3,650/mo | $4.29 | 3.5% | 175 |
| 4BR | $4,800/mo | $3.84 | 3.1% | 6 |
| 5BR | $5,200/mo | $3.85 | 3.2% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,118,000 | 850 | $1,315 | 11-15 |
| Mar 2026 | $1,070,888 | 689 | $1,555 | 11-15 |
| Mar 2026 | $720,000 | 474 | $1,520 | 06-10 |
| Feb 2026 | $1,650,000 | 1,033 | $1,597 | 11-15 |
| Feb 2026 | $1,236,888 | 850 | $1,455 | 06-10 |
| Feb 2026 | $1,220,000 | 850 | $1,435 | 06-10 |
| Feb 2026 | $1,008,888 | 678 | $1,488 | 06-10 |
| Jan 2026 | $1,045,000 | 689 | $1,517 | 11-15 |
| Jan 2026 | $720,000 | 484 | $1,486 | 06-10 |
| Jan 2026 | $713,000 | 474 | $1,505 | 06-10 |
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